99-79 Lockwood Ct · New York, NY 11414

$248,600

6 bd · 4.0 ba · 3,100 sqft · Land · 258 Days on market

Built 2026 ↓ 29% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

It took me over 18 months to get this Approved. Nice Two Family with both units having two levels, Three Bedrooms and Two Bathrooms in each. Will easily sell for over $1.2 Million. House is one block away from Hamilton Beach Park, effectively a private beach and private park. THIS IS BEING OFFERED WITH TWO ATTACHED LOTS, BOTH WITH APPROVED PLANS, ONE FOR A SINGLE FAMILY AND THE OTHER FOR A TWO FAMILY. Can be sold together or Separately.

Key facts

• Two family
• Approved plans
• Hamilton beach park

Tags

• TWO FAMILY
• HAMILTON BEACH PARK
• TWO ATTACHED LOTS
• APPROVED PLANS

Property features AI

Exterior

• Parking: Garage (1 car)
• Utilities: Public sewer; No additional utilities listed
• Home design: Single family residence; Living area reported from plans
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Granite counters; Energy Star qualified appliances
• Bedrooms: 12 total rooms (bedroom count not specified)
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Granite counters; Energy Star qualified appliances; Full basement; Partial attic
• Laundry & utility: Basement provides utility/laundry space

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath land listed at $249k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $249k).
• Recommended offer: $219k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 2.6% in New York — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#268 in NY, #4,188 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: crime F, cost of living F.
• Market conditions: 258 active listings in the ZIP; solid renter incomes; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $4,544/mo this rent would consume 57% of the median local household income ($95k/yr) (locally 985% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $100k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 71% chance of damaging wind over 30y; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,768 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.83% ✓
• Cap rate: 15.33%
• Cash-on-cash: 32.27%
• DSCR: 2.44
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 1.75×
• Total profit: $52,103
• Equity at exit: $37,067

10-year hold

• IRR: 26.9%
• Equity multiple: 3.37×
• Total profit: $165,251
• Equity at exit: $21,494

Cash invested: $69,608 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City New York: 0 Strongly Tenant-Friendly · D+34

Rent Stabilization Code; HSTPA; 6+ months in housing court.

Methodology + full state rankings →

ZIP-level market 11414

• Active inventory: 258
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $4,544 medium
• Mortgage (P&I): −$1,304
• Tax est. 1.5%: −$311 /mo · $3,729/yr
• Insurance: −$104
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$954
• Net cashflow: $1,445

Break-even live

Break-even rent $2,715

Max offer price $248,600

Occupancy floor 63%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $62,150
• Closing costs: $7,458
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $248,600 Active 258 DOM
2. 2026-06-17
   days on market $248,600 Active 257 DOM
3. 2026-06-15
   days on market $248,600 Active 255 DOM
4. 2026-06-13
   days on market $248,600 Active 253 DOM
5. 2026-06-10
   days on market $248,600 Active 249 DOM
6. 2026-06-08
   days on market $248,600 Active 248 DOM
7. 2026-06-03
   days on market $248,600 Active 243 DOM
8. 2026-06-01
   days on market $248,600 Active 241 DOM
9. 2026-05-31
   days on market $248,600 Active 240 DOM
10. 2026-01-20
    price $248,600

    Show marketing remark (441 chars)

    It took me over 18 months to get this Approved. Nice Two Family with both units having two levels, Three Bedrooms and Two Bathrooms in each. Will easily sell for over $1.2 Million. House is one block away from Hamilton Beach Park, effectively a private beach and private park. THIS IS BEING OFFERED WITH TWO ATTACHED LOTS, BOTH WITH APPROVED PLANS, ONE FOR A SINGLE FAMILY AND THE OTHER FOR A TWO FAMILY. Can be sold together or Separately.

11. 2026-01-20
    price $298,600 441-char remark

    Show marketing remark (441 chars)

    It took me over 18 months to get this Approved. Nice Two Family with both units having two levels, Three Bedrooms and Two Bathrooms in each. Will easily sell for over $1.2 Million. House is one block away from Hamilton Beach Park, effectively a private beach and private park. THIS IS BEING OFFERED WITH TWO ATTACHED LOTS, BOTH WITH APPROVED PLANS, ONE FOR A SINGLE FAMILY AND THE OTHER FOR A TWO FAMILY. Can be sold together or Separately.

12. 2026-01-14
    price $298,700 441-char remark

    Show marketing remark (441 chars)

    It took me over 18 months to get this Approved. Nice Two Family with both units having two levels, Three Bedrooms and Two Bathrooms in each. Will easily sell for over $1.2 Million. House is one block away from Hamilton Beach Park, effectively a private beach and private park. THIS IS BEING OFFERED WITH TWO ATTACHED LOTS, BOTH WITH APPROVED PLANS, ONE FOR A SINGLE FAMILY AND THE OTHER FOR A TWO FAMILY. Can be sold together or Separately.

13. 2026-01-14
    price $248,700

    Show marketing remark (441 chars)

    It took me over 18 months to get this Approved. Nice Two Family with both units having two levels, Three Bedrooms and Two Bathrooms in each. Will easily sell for over $1.2 Million. House is one block away from Hamilton Beach Park, effectively a private beach and private park. THIS IS BEING OFFERED WITH TWO ATTACHED LOTS, BOTH WITH APPROVED PLANS, ONE FOR A SINGLE FAMILY AND THE OTHER FOR A TWO FAMILY. Can be sold together or Separately.

14. 2026-01-11
    price $248,800

    Show marketing remark (441 chars)

    It took me over 18 months to get this Approved. Nice Two Family with both units having two levels, Three Bedrooms and Two Bathrooms in each. Will easily sell for over $1.2 Million. House is one block away from Hamilton Beach Park, effectively a private beach and private park. THIS IS BEING OFFERED WITH TWO ATTACHED LOTS, BOTH WITH APPROVED PLANS, ONE FOR A SINGLE FAMILY AND THE OTHER FOR A TWO FAMILY. Can be sold together or Separately.

15. 2026-01-11
    price $298,800 441-char remark

    Show marketing remark (441 chars)

    It took me over 18 months to get this Approved. Nice Two Family with both units having two levels, Three Bedrooms and Two Bathrooms in each. Will easily sell for over $1.2 Million. House is one block away from Hamilton Beach Park, effectively a private beach and private park. THIS IS BEING OFFERED WITH TWO ATTACHED LOTS, BOTH WITH APPROVED PLANS, ONE FOR A SINGLE FAMILY AND THE OTHER FOR A TWO FAMILY. Can be sold together or Separately.

16. 2026-01-05
    price $298,900 441-char remark

    Show marketing remark (441 chars)

    It took me over 18 months to get this Approved. Nice Two Family with both units having two levels, Three Bedrooms and Two Bathrooms in each. Will easily sell for over $1.2 Million. House is one block away from Hamilton Beach Park, effectively a private beach and private park. THIS IS BEING OFFERED WITH TWO ATTACHED LOTS, BOTH WITH APPROVED PLANS, ONE FOR A SINGLE FAMILY AND THE OTHER FOR A TWO FAMILY. Can be sold together or Separately.

17. 2026-01-05
    price $248,900

    Show marketing remark (441 chars)

    It took me over 18 months to get this Approved. Nice Two Family with both units having two levels, Three Bedrooms and Two Bathrooms in each. Will easily sell for over $1.2 Million. House is one block away from Hamilton Beach Park, effectively a private beach and private park. THIS IS BEING OFFERED WITH TWO ATTACHED LOTS, BOTH WITH APPROVED PLANS, ONE FOR A SINGLE FAMILY AND THE OTHER FOR A TWO FAMILY. Can be sold together or Separately.

18. 2025-12-08
    price $249,000

    Show marketing remark (441 chars)

    It took me over 18 months to get this Approved. Nice Two Family with both units having two levels, Three Bedrooms and Two Bathrooms in each. Will easily sell for over $1.2 Million. House is one block away from Hamilton Beach Park, effectively a private beach and private park. THIS IS BEING OFFERED WITH TWO ATTACHED LOTS, BOTH WITH APPROVED PLANS, ONE FOR A SINGLE FAMILY AND THE OTHER FOR A TWO FAMILY. Can be sold together or Separately.

19. 2025-12-08
    price $299,000 441-char remark

    Show marketing remark (441 chars)

    It took me over 18 months to get this Approved. Nice Two Family with both units having two levels, Three Bedrooms and Two Bathrooms in each. Will easily sell for over $1.2 Million. House is one block away from Hamilton Beach Park, effectively a private beach and private park. THIS IS BEING OFFERED WITH TWO ATTACHED LOTS, BOTH WITH APPROVED PLANS, ONE FOR A SINGLE FAMILY AND THE OTHER FOR A TWO FAMILY. Can be sold together or Separately.

20. 2025-12-08
    price $299,000

    Show marketing remark (441 chars)

    It took me over 18 months to get this Approved. Nice Two Family with both units having two levels, Three Bedrooms and Two Bathrooms in each. Will easily sell for over $1.2 Million. House is one block away from Hamilton Beach Park, effectively a private beach and private park. THIS IS BEING OFFERED WITH TWO ATTACHED LOTS, BOTH WITH APPROVED PLANS, ONE FOR A SINGLE FAMILY AND THE OTHER FOR A TWO FAMILY. Can be sold together or Separately.

21. 2025-10-03
    listed $349,000 Active
22. 2025-09-26
    listed $349,000 Active 441-char remark

    Show marketing remark (441 chars)

    It took me over 18 months to get this Approved. Nice Two Family with both units having two levels, Three Bedrooms and Two Bathrooms in each. Will easily sell for over $1.2 Million. House is one block away from Hamilton Beach Park, effectively a private beach and private park. THIS IS BEING OFFERED WITH TWO ATTACHED LOTS, BOTH WITH APPROVED PLANS, ONE FOR A SINGLE FAMILY AND THE OTHER FOR A TWO FAMILY. Can be sold together or Separately.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 6 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,531
• − Mortgage interest: −$13,925
• − Property taxes: −$3,729
• − Insurance: −$6,362
• − Repairs & maintenance: −$4,362
• − Management: −$4,362
• − Depreciation: −$7,232
• Taxable income: $14,558
• Est. tax owed @ 24.0%: −$3,494
• After-tax cash flow: $13,851/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

No district data.

Livability — New York

• Score: 75/100
• State rank: #268
• US rank: #4188

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A- Housing C+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New York, NY
• County: Queens County · 1,914,869 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 31,308
• Household income: $95,051
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 985.0

Population outlook (Queens County) Hauer SSP2

• Today (2025): 2,546,320 people
• By 2030: 2,643,059 · +3.8%
• By 2040: 2,815,563 · +10.6%
• By 2050: 2,944,423 · +15.6%
• By 2075: 3,123,338 · +22.7%
• By 2100: 3,098,688 · +21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 61% Hispanic / Latino 25% Two or more races 13% Black 5% Asian 5%
• Hispanic origin (detail): Puerto Rican 11% Dominican 6%
• Common ancestry: Romanian 4% Scotch-Irish 1%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 63% English-only · Spanish 17% Other Indo-European 14% Russian/Polish/Slavic 2%

Political lean MEDSL · Queens

• 2024 margin: Strong D (+24.6) · D 62.3% · R 37.7%
• 2008→2024 swing: -26.2pp toward R · 2008: 50.8pp · 2024: 24.6pp
• All cycles: 2024: D+24.6 2020: D+45.2 2016: D+53.4 2012: D+58.5 2008: D+50.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -227.02%
• Current HPI: 206.6334
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

-28.8% since first listed

13 events — show timeline

• 2026-01-20 Price Changed $248,600 OneKey® MLS as Distributed by MLS Grid
• 2026-01-20 Price Changed $298,600 OneKey® MLS as Distributed by MLS Grid
• 2026-01-14 Price Changed $298,700 OneKey® MLS as Distributed by MLS Grid
• 2026-01-14 Price Changed $248,700 OneKey® MLS as Distributed by MLS Grid
• 2026-01-11 Price Changed $248,800 OneKey® MLS as Distributed by MLS Grid
• 2026-01-11 Price Changed $298,800 OneKey® MLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $298,900 OneKey® MLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $248,900 OneKey® MLS as Distributed by MLS Grid
• 2025-12-08 Price Changed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-08 Price Changed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-08 Price Changed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-03 Listed $349,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-26 Listed $349,000 OneKey® MLS as Distributed by MLS Grid